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In a year when crop prices are low and it has been very dry in our area the last three months, seeing an unexpected increase in Current Agricultural Use Value (CAUV) can be an unwelcome surprise for Coshocton County farmers. Such is the case for our local farmers enrolled the CAUV program.
CAUV values have been updated for Coshocton County by the state Department of Taxation for tax year 2024. All CAUV soils increased from a low of 77.01% (previous value $1,870 to a new value of $3,310) on the soil of Euclid Silt Loam (EuA) to a high of 420.00% (previous value $350 to a new value $1,820) on the soil of Chili-Urban (CgA). What is happening is that CAUV values are increasing because of higher grain prices in the past.
The state Department of Taxation determines the new CAUV values by using a formula with the following components:
Yield Info (of the soil type), cropping pattern, crop prices, non-land production costs & capitalization rate
The purpose of CAUV is to reduce the taxable valuation of land used for commercial agriculture by basing the value on the potential agricultural production of the land rather than the market value or development potential of the land.
“We are seeing land prices in some areas of the county running between $10,000 to $20,000 per acre. But the highest CAUV is still well below this price range at $3,580 per acre”, said Coshocton County Auditor Grant K. Daugherty.
Despite the large increases in the county’s CAUV values, there is still a sizable savings in property taxes in the CAUV program.
What does this mean for your property taxes for 2025? There will be some increase, but how much is not known at this time. We will have clearer picture about this information after the November election, because of the property tax levies on the ballot.
For an estimate of your property taxes, property owners can go to the auditor’s web page and at the top, click on “Property Search” and then either click “Owner Name” or “Address.” Put in the required information and this will take you to the auditor’s profile page. On the left-hand side toward the bottom is the Tax Estimator. Put in your property value and it will give you an estimate of what your property taxes will be before any credits are applied.
If you have any questions about your CAUV values, please contact the auditor’s office at 740-622-1243, Monday-Friday 8 a.m. to 4 p.m.
There is no pathway to appeal a CAUV value at the county level. The soil value is determined by the state Department of Taxation and an appeal is a legal hearing process through the state Board of Tax Appeals.
Article submitted by Coshocton County Auditor’s Office
My first recommendation in your journey is to start out with a local farming friend or mentor along with joining an organization like Ohio Farm Bureau.
We’re just so thankful for the Farm Bureau and the foundation for helping put this together. And of course, the Boyert family for the vision they had with this grant. It’s jumping us forward 10 years. It’s unbelievable.
I could not have done it without the resources I have found through Farm Bureau.
It wasn’t until I joined the Wilmington College Collegiate Farm Bureau that I truly saw how my passion could translate into leadership, advocacy and a career.
The issue of property taxation remains as one of the biggest challenges our members face today. Ensuring agricultural property is valued for its agricultural potential and not development is critical to the continued success of Ohio agriculture.
Through the Select Partner program, we became educated in farm insurance and weren't just selling policies. It became more and more clear why farmers need an advocate like Ohio Farm Bureau.
So many of the issues that OFBF and its members are advocating for are important to all Ohioans. I look at OFBF as an agricultural watchdog advocating for farmers and rural communities across Ohio.
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